Condo Due Diligence Checklist: The 25 Checks Before You Buy (Thailand, Bilingual EN-TH) | Free

Condo Due Diligence Checklist for Thailand: What a Lawyer Checks Before You Pay

Almost every condominium problem we are asked to fix afterwards was checkable before the money moved. This free condo due diligence checklist is the published scope of our Condominium Package, the same 25 points, so you can run them yourself, hold us to them, or hand the list to your agent and ask which points have been covered.

It is the companion to our free Buying a Condo in Thailand checklist. That guide explains the purchase from start to finish; this one is the verification list itself, with a status box on every line and, for each point, whether you can do it yourself, need the Land Office, or need a lawyer.

The 25 checks, in five groups

• Title and ownership (7 checks): a certified copy of the unit ownership certificate (the condominium title deed, Or Chor 2) pulled at the Land Office, the registered owner against the seller’s ID, mortgages and other encumbrances, court seizures, the registered area, the chain of transfers, and any registered lease or usufruct (Civil and Commercial Code section 538).
• Foreign quota and eligibility (4 checks): the written quota letter in square metres, whether your unit sits in the foreign quota, the Land Office record, and company eligibility under sections 19 and 19 ter of the Condominium Act, which for most foreign companies means a BOI promotion certificate.
• The building and its juristic person (5 checks): registration certificate and regulations, accounts and sinking fund, outstanding common area fees and the debt free certificate the juristic person must issue under section 29, general meeting minutes, and house rules on pets, renovation and short term letting.
• The developer, for off plan units (5 checks): the company file at the Department of Business Development, a litigation search in our Supreme Court decision database (a search at the provincial court where the project sits is available as an addition to the package, and whether it is essential depends on the size and age of the company and the price of the unit), construction permit and EIA, the project mortgage and how your unit is released from it, and the delivery record.
• The contract and the money (4 checks): the sale and purchase agreement against the mandatory form under section 6/2, deposit and instalment terms under sections 377, 378 and 383 of the Civil and Commercial Code, who pays the transfer fee, specific business tax, stamp duty and withholding tax (lower when a government incentive applies), and the Foreign Exchange Transaction form.

Built on decided cases, not on advice to be careful

Each red flag in the checklist is tied to a Supreme Court decision you can look up: the nominee who reported the deed lost and sold the unit (Dika 4096/2557), the offshore company that could not take title without BOI promotion (Dika 840/2561), the Thai company with shareholders in name only whose purchase was void (Dika 5457/2560), the foreigner who could not possess his way to ownership without the FET evidence (Dika 7500/2552), unpaid common charges that stop the transfer (Dika 4457/2565), the developer that missed its date and had to refund everything with interest (Dika 6473/2551), the brochure that became part of the contract (Dika 5352/2553), the instalment a developer could not keep as a deposit (Dika 1511/2569) and the false lost deed report that ended in prison (Dika 914/2569). The case notes are on our page of Supreme Court decisions every condo buyer should know.

Also inside

• Six red flags that mean stop and do not pay.
• The list of documents to collect before you pay a deposit.
• A purchase record sheet for the deed number, quota letter, fees paid and remittance references.

Files

PDF checklist to read or print, and the same checklist as an editable Word file so you can fill in the record sheet on your computer. Complete English text first, then the complete Thai text. Checked 26 October 2026.

This checklist is general information. It does not replace a title search or a contract review on your own purchase. Read our property due diligence guide for the long form explanation of how each check is performed, and title deeds in Thailand for what a genuine deed looks like.

Frequently asked questions

What is condo due diligence in Thailand?

It is the verification done before you pay for a condominium unit: who owns it and what is registered against it at the Land Office, whether the building’s 49% foreign quota has space for your unit, whether common fees are paid and the juristic person will issue a debt free certificate, whether the developer is sound, and whether the contract follows the mandatory form under the Condominium Act. This checklist lists the 25 points we check under our Condominium Package.

Can I do condo due diligence myself?

Part of it. Documents from the seller, the agent and the juristic person can be checked by you, and the checklist marks those points. A certified copy of the deed and the Land Office quota record need a request at the Land Office. Reading the contract against the mandatory form, company files and court searches need a lawyer. Each of the 25 lines says which.

How much does condo due diligence cost in Thailand?

Our Condominium Package is a fixed 19,900 THB for all 25 checks, the contract review, remittance guidance and written transfer instructions, or 34,900 THB if we attend the Land Office transfer with you. A Title Deed Check alone is 4,900 THB and is credited against the package if you order it within 30 days.

Is the checklist in Thai as well as English?

Yes. The complete English text comes first and the complete Thai text follows, so you, your partner, the seller and the juristic person can read the same list. It is a PDF plus an editable Word file, free to download.

Want us to run the 25 checks for you?

The Condominium Package is a fixed 19,900 THB: certified copy of the deed, all 25 checks, full contract review, guidance on the money transfer and written instructions for the transfer. For 34,900 THB we also attend the Land Office with you on transfer day and translate. If you only want the deed verified first, the Title Deed Check is 4,900 THB, takes about three business days, and is credited against the package if you order it within 30 days. All property fees are on the property packages page, or book a consultation (2,000 THB per hour, credited against a package).

Buying outside Bangkok? The same package, with the local Land Office and market, is described for Pattaya, Phuket, Hua Hin, Chiang Mai and Koh Samui. After the transfer, a Thai will covering the unit spares your family a cross border estate.

Related guides: Buying a condominium in Thailand, the 49% foreign quota, when the foreign quota is full, buying a resale condo, buying through an agent, off plan condos.